Exclusive Right to Sell Listing Agreement — Wisconsin Edition Template

The Exclusive Right to Sell Listing Agreement is the backbone of nearly every residential listing in the United States. It is the contract that formally engages a brokerage to market a seller's property, and — critically — it entitles the listing broker to a commission no matter who procures the buyer, including the seller themselves. That single feature is what distinguishes it from open listings and exclusive agency listings, and it is why virtually every MLS requires an executed exclusive right to sell (or exclusive agency) agreement before a listing can be published.

This 6-page template covers the full lifecycle of a listing engagement: property identification and included/excluded fixtures, listing price and seller's authority to convey, the listing term with a definite expiration date (a requirement in most states — indefinite listings are prohibited or unenforceable in many jurisdictions), commission rate and the conditions that trigger it, a protection/tail period for buyers procured during the term, cooperation and compensation disclosure for buyer brokers (updated for the post-2024 NAR settlement landscape, where offers of compensation can no longer be communicated via the MLS), marketing authorization including photography, signage, and lockbox consent, and seller representations and indemnities.

Agency and listing agreements are governed state by state — statutes such as New York Real Property Law § 443 (agency disclosure) and license-law regulations in every state impose specific disclosure and writing requirements, and the statute of frauds in every state requires brokerage commission agreements to be in writing to be enforceable in most circumstances. This template includes a 50-state variation notes section flagging the most common state-specific requirements (definite termination dates, anti-automatic-renewal rules, required disclosure attachments) so you can adapt it with your broker or attorney. It is a professional drafting template, not a substitute for your state association forms or legal advice.

About this Wisconsin Edition: These twelve templates are drafted around Wisconsin's firm-centered real estate license law. Agency runs between the firm and its clients under Wis. Stat. ch. 452, with duties owed to all parties (§ 452.133), written brokerage disclosure (§ 452.135), and "multiple representation relationships" permitted only with written client consent, with or without designated agency (§ 452.134). Each form carries a prominent notice that Wisconsin licensees must use DSPS/REEB-approved forms (WB-1, WB-11, WB-36, WB-40, WB-44 and others) where Wis. Admin. Code ch. REEB 16 requires them; these documents are positioned as educational drafting templates and supplemental documents. The edition reflects the § 240.10 writing requirement for commission agreements, the § 706.02 statute of frauds, the Real Estate Condition Report regime in Wis. Stat. ch. 709 (treated as a supplement to, never a substitute for, the statutory form), ch. 137 UETA electronic signatures, § 452.38 independent contractor status alongside the firm's non-waivable REEB 17 supervision duty, REEB 18 trust-account rules, § 779.32 commercial broker liens, and § 103.465 restrictive-covenant limits. Not legal advice; have a Wisconsin-licensed attorney review before use.